LE2 · Eyres Monsell
HMO Fire Risk Assessment
in Eyres Monsell
An HMO landlord or manager is a Responsible Person for the common parts and must ensure a fire risk assessment is carried out and kept under review. Local authorities commonly attach conditions to an HMO licence that require one, and can serve improvement or prohibition notices under the Housing Act 2004. Penalties include unlimited fines, and banning orders are available under the Housing and Planning Act 2016.
Duty summary
England & Wales
- Duty
- HMO Fire Risk Assessment
- Instrument
- Regulatory Reform (Fire Safety) Order 2005, which covers the common parts of an HMO
- Also
- Housing Act 2004 and the Housing Health and Safety Rating System, enforced by the local housing authority
- Standard
- LACORS national fire safety guidance for existing housing, which for a typical shared house points to a Grade D LD2 system described in BS 5839-6
- Frequency
- Reviewed regularly; licence conditions commonly expect an annual review
- Carried out by
- A competent person
- Enforced by
- Leicestershire Fire and Rescue Service (common parts) and the local housing authority (the dwellings)
- Guide price
- £150 – £400 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
Building owners and managers responsible for multi-occupied properties on the southern edge of the city must ensure their premises comply with current safety standards. If you require a professional HMO fire risk assessment in Eyres Monsell, our enquiry service connects you with local firms familiar with the specific housing stock in the LE2 postcode district. The area is largely characterised by postwar estate housing, interspersed with a local shopping precinct, schools, and various community premises. In this setting, HMOs often take the form of converted semi-detached or terraced houses where individual rooms are let to separate tenants. A fire risk assessment is necessary for these buildings to identify potential hazards and protect the occupants who share communal facilities. A HMO fire risk assessment in Eyres Monsell typically costs £150 to £400 per property, although the final figure depends entirely on the size and complexity of the building. The specific quote you receive will be provided directly by the firm we pass your enquiry to, rather than by this service. By using a local specialist, you ensure the assessment reflects the practical realities of managing postwar residential conversions and purpose-built blocks in this part of Leicester.
What the assessment covers
The fire risk assessment provided by the firm we put you in touch with is a comprehensive review of the building's fire safety measures. The scope of the work and the eventual cost are influenced by several physical and administrative factors. The assessor will look at the number of storeys and the total number of bedrooms, as larger buildings naturally require more time to inspect. They will also verify whether the property is currently licensed or falls under mandatory-licensable criteria, as these often carry specific conditions from the local authority.
Technical elements are a core part of the inspection. This includes evaluating the existing alarm grade and the extent of its coverage throughout the building. The condition of fire doors is a critical focus, specifically those protecting the escape route and individual bedrooms, so that they are fitted with correct strips, seals, and self-closing devices. The surveyor will also consider the layout of the property, noting whether it functions as a simple shared house with a single kitchen or consists of fully self-contained flats, as the risk profile and required protection levels differ significantly between these two types of occupancy.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry link between property owners and service providers. We do not carry out assessments ourselves and we do not attend your site. The process follows four straightforward steps:
- You submit your property details and contact information through our enquiry form.
- We pass these details to a local fire safety firm that covers the Eyres Monsell area.
- That firm contacts you directly to discuss your requirements and provide a formal quote.
- You deal with the firm directly to book the work and settle payment; we have no further involvement in the contract.
The legal position for HMO landlords
The primary legislation governing fire safety in multi-occupied domestic premises is the Regulatory Reform (Fire Safety) Order 2005. This law applies to the common parts of an HMO, such as hallways, landings, and shared kitchens. In addition to this Order, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are used by the local housing authority to ensure that residential properties do not pose a risk to tenants. Guidance for compliance is typically drawn from the LACORS national fire safety guidance for existing housing, which provides a framework for both landlords and enforcers to understand what constitutes adequate protection.
For most shared houses, the standard for fire detection is normally measured against BS 5839-6. In many HMO scenarios, this results in a recommendation for a Grade D LD2 system, involving mains-powered, interlinked detectors in all circulation areas and high-risk rooms. As a landlord or manager, you have a legal duty to hold a current fire risk assessment. This is not merely a recommendation; mandatory HMO licensing conditions explicitly require it. Enforcement in Eyres Monsell is handled by the local fire and rescue service or the local authority, depending on the specific nature of the breach.
Failure to maintain fire safety standards can lead to the council serving improvement or prohibition notices, which can prevent the property from being let. Legal penalties for non-compliance are severe, including unlimited fines and banning orders for landlords. The law stipulates that the assessment must be carried out by a competent person who has the necessary training and experience to identify risks. Please note that the information on this page serves as general guidance for the Eyres Monsell area and does not constitute legal advice for a specific building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a house in multiple occupation, you are legally required to have a fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. This applies to the communal areas of the building. Even if the property does not require a mandatory licence from the council, the duty to ensure the premises are safe for tenants remains. A professional assessment identifies hazards and provides a plan to mitigate them, so that you meet your obligations as a duty holder.
What alarm grade does an HMO need?
The required alarm grade usually follows the recommendations found in BS 5839-6. For a standard shared house in Eyres Monsell, this is commonly a Grade D LD2 system, which involves interlinked, mains-wired smoke and heat detectors in the escape routes and high-risk rooms like kitchens and lounges. However, the specific requirements can change based on the size of the building and the number of occupants. The assessor who contacts you will evaluate your current system against these national standards.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must act as fire doors to protect the internal escape route. These doors are typically rated to FD30 standards, meaning they provide 30 minutes of fire resistance. They must be fitted with intumescent strips, cold smoke seals, and effective self-closing devices. The assessment will check the condition of these doors, so that there are no gaps or damage that would allow smoke or flames to spread into the hallway during an emergency.
How often does a licensed HMO need a new assessment?
There is no fixed expiry date written in law, but the assessment must be kept 'up to date'. For a licensed HMO, it is standard practice to review the assessment annually or whenever there is a significant change to the building layout or the type of tenants residing there. Local authorities often request to see a recent assessment as part of the licence renewal process. Regular reviews ensure that wear and tear on fire doors or changes in tenant behaviour do not compromise safety.
What does the council actually check during an inspection?
The local authority checks for compliance with the Housing Act 2004 and the conditions of your HMO licence. They will look for a valid fire risk assessment and evidence that any highlighted remedial works have been completed. They also inspect the physical state of fire alarms, emergency lighting, and fire doors. If the property is found to be unsafe, the council has the power to serve an improvement notice or, in serious cases, a prohibition notice that stops the property from being occupied.
How much will the fire risk assessment cost me?
A HMO fire risk assessment in Eyres Monsell typically costs £150 to £400 per property. The exact price is determined by the firm we put you in touch with, based on the size of the house and the number of rooms they need to inspect. Larger properties with more complex layouts or those converted into self-contained flats usually sit at the higher end of this range. You will receive a specific quote directly from the local firm after providing your details.
Who carries out the site visit and the report?
The assessment is carried out by an independent local fire safety firm, not by Leicester Fire Risk Assessment. We are an enquiry service that facilitates the connection between landlords and professionals. Once we pass your details to a local company, they will contact you to arrange a site visit. They are responsible for the inspection, the generation of the report, and any professional advice regarding your building's compliance. You will deal with them directly for all aspects of the work.
Sources and review
Checked against Regulatory Reform (Fire Safety) Order 2005, Housing Act 2004, LACORS fire safety guidance and BS 5839-6 on . We recheck this page against the legislation quarterly, and sooner if the law changes. Spotted something wrong? Tell us at enquiries@leicesterfireriskassessment.co.uk and we will correct it.
HMO Fire Risk Assessment nearby
Other duties at the same premises
This page is general information about fire safety law in England and Wales. It is not a fire risk assessment and it is not legal advice. Under the Regulatory Reform (Fire Safety) Order 2005 the Responsible Person must ensure an assessment is carried out by a competent person.